However, because we filed the business almost exclusively through my girlfriend for the last 8 years, my tax returns are almost useless when it comes to getting financing.  

She qualifies for the capital gain exclusion under sec 121.

Seems to be almost exclusively vacant land. 

Sub point A isn't new it simply means that you cannot do a sec 121 exclusion more than once every two years.

Typically, agents that have been in the business the longest and have reached a level of expertise much higher than average, end up almost exclusively representing sellers.

Are there any realtors who exclusively work with investment clients.

(c) Notwithstanding the release of a protected tenant from a rental agreement under subsection (a) of this section, or the exclusion of a perpetrator of domestic violence, sexual assault, or stalking by court order, if there are any remaining tenants residing in the dwelling unit, the tenancy shall continue for those tenants.

You will soon realize that your $1 million dollar policy isn’t worth as much as you thought and you are personally responsible for the excess damage.The second limitation its the exclusions found in all policies. 

Randy,The two options are not mutually exclusive. 

A lot of agents will generally make you sign an exclusive agreement when you start looking at properties.